64550 Pierson Blvd #118 · Desert Hot Springs, CA 92240

$115,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 27 Days on market

Built 1988 Est $91k · 26% over

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Seller to credit buyer $5,000 towards closing coast with full price offer. Welcome to Palm View Estates in Desert Hot Springs! This spacious 3 bedroom 2 bath double wide manufactured home offers comfortable living with recent remodeling updates throughout. Features include an open layout, updated finishes and generous living spaces. A great opportunity for full time living or desert retreat.

Key facts

• Garage
• Built 1988
• Listed 26 days

Property features AI

Finance

• Other: Sale terms: cash or cash to new loan; Property offered as-is; Washer, dryer, small freezer, and red refrigerator excluded from sale; Short-term rentals not allowed; Will not consider lease
• Financial info: Land is lease; monthly land lease listed separately; Land lease amount stated as $1,625 annually
• HOA & community: No monthly association fee

Exterior

• Parking: Attached carport; Two covered spaces; Two carport spaces; Four total parking spaces
• Security: Card/Code access
• Utilities: Water: in street; Sewer: unknown; PUD: no
• Home design: Detached double-wide mobile home; Single-story
• Construction: Year built: other
• Exterior features: Corner lot; Canyon view; Card/Code access

Interior

• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Dining Room; Living Room; No fireplace
• Laundry & utility: Washer and dryer excluded from sale

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.4% vs local median 4.0% in Desert Hot Springs — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 49/100 on livability (#1,149 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing B+; Watch: crime D+, schools F, amenities F.
• Palm Springs Unified (suburban): math 21% / reading 42% proficiency, ranked #328 of 517 in CA (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.7%/yr); 515 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• At $2,382/mo this rent would consume 53% of the median local household income ($54k/yr) (locally 2095% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.07% ✓
• Cap rate: 18.37%
• Cash-on-cash: 43.14%
• DSCR: 2.92
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $91,392
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
64625 Pierson Blvd Unit A20	0.16mi	3/2.0	1,320 (-2%)	1mo	$142,000	$108	89
64550 Pierson Blvd #98	0.00mi	3/2.0	1,248 (-7%)	3mo	$95,000	$76	86
64550 Pierson Blvd #117	0.00mi	4/2.0 (+1)	1,440 (+7%)	10mo	$90,000	$63	75
64550 Pierson Blvd #25	0.06mi	2/2.0 (-1)	1,215 (-10%)	5mo	$100,000	$82	72
64550 Pierson Blvd #56	0.00mi	2/2.0 (-1)	1,248 (-7%)	13mo	$61,000	$49	72
64625 Pierson Blvd Unit D18	0.16mi	2/2.0 (-1)	1,440 (+7%)	7mo	$75,000	$52	70
64625 Pierson Blvd Unit A32	0.19mi	3/2.0	1,400 (+4%)	19mo	$95,000	$68	68

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.66% rent growth · sell at horizon

5-year hold

• IRR: 35.5%
• Equity multiple: 2.52×
• Total profit: $48,965
• Equity at exit: $17,147

10-year hold

• IRR: 42.6%
• Equity multiple: 5.18×
• Total profit: $134,444
• Equity at exit: $9,943

Cash invested: $32,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 92240

• Home prices YoY: -19.6%
• Rents YoY: 3.7%
• Active inventory: 515
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,382 high
• Mortgage (P&I): −$603
• Tax from tax record: −$73 /mo · $882/yr
• Insurance: −$48
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $1,035

Break-even live

Break-even rent $1,072

Max offer price $115,000

Occupancy floor 52%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13175 Little Morongo Rd Desert Hot Springs, CA	4.0	2.5	1056	$1,995	$1.89	43d	1	0.81mi
11693 Mountain Hawk Ln Desert Hot Springs, CA	4.0	3.0	1666	$2,500	$1.50	43d	1	0.86mi
65568 Acoma Ave Desert Hot Springs, CA	2.0	2.5	1320	$2,095	$1.59	14d	1	0.99mi
65565 Acoma Ave #49 Desert Hot Springs, CA	3.0	2.0	1396	$2,300	$1.65	43d	1	1.06mi
9591 Capiland Rd Desert Hot Springs, CA	3.0	2.0	1707	$2,450	$1.44	24d	1	1.15mi
65841 6th St Desert Hot Springs, CA	2.0	2.0	1204	$2,250	$1.87	43d	1	1.29mi
66023 4th St Desert Hot Springs, CA	4.0	2.0	1743	$2,600	$1.49	43d	1	1.46mi
13322 El Rio Ln Desert Hot Springs, CA	3.0	2.0	1215	$2,750	$2.26	43d	1	1.48mi
65548 Avenida Barona Desert Hot Springs, CA	3.0	2.0	1200	$2,799	$2.33	10d	1	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $115,000 Active 27 DOM
2. 2026-06-17
   days on market $115,000 Active 26 DOM
3. 2026-06-16
   days on market $115,000 Active 25 DOM
4. 2026-06-15
   days on market $115,000 Active 24 DOM
5. 2026-06-13
   days on market $115,000 Active 22 DOM
6. 2026-06-13
   days on market $115,000 Active 21 DOM
7. 2026-06-09
   days on market $115,000 Active 18 DOM
8. 2026-06-08
   days on market $115,000 Active 17 DOM
9. 2026-06-07
   days on market $115,000 Active 16 DOM
10. 2026-06-04
    days on market $115,000 Active 13 DOM
11. 2026-06-03
    days on market $115,000 Active 12 DOM
12. 2026-06-02
    days on market $115,000 Active 11 DOM
13. 2026-06-01
    days on market $115,000 Active 10 DOM
14. 2026-05-31
    days on market $115,000 Active 9 DOM
15. 2026-05-21
    listed $115,000 Active
16. 2024-01-08
    listed $80,000
17. 2024-01-08
    historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $882 · $73/mo
• Projected year-2 tax: $882 · $73/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AO · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,589
• − Mortgage interest: −$6,442
• − Property taxes: −$882
• − Insurance: −$2,042
• − Repairs & maintenance: −$2,287
• − Management: −$2,287
• − Depreciation: −$3,345
• Taxable income: $11,303
• Est. tax owed @ 24.0%: −$2,713
• After-tax cash flow: $9,711/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Palm Springs Unified
• NCES district ID: 0629550
• Math proficiency: 21% ▼ -7.00%
• Reading proficiency: 42% ▬ 0.00%
• Median HH income: $43,638
• Composite: 26.76/100
• National rank: #7131
• State rank: #328 of 517 in CA

Livability — Desert Hot Springs

• Score: 49/100
• State rank: #1149
• US rank: #25774

Category grades

Amenities F Commute F Cost of living D- Crime D+ Employment F Housing B+ Health & safety F User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Desert Hot Springs, CA
• County: Riverside County · 2,287,001 people
• City population: 41,615
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 41,615
• Household income: $54,023
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 2095.0

Population outlook (Riverside County) Hauer SSP2

• Today (2025): 2,664,475 people
• By 2030: 2,802,692 · +5.2%
• By 2040: 3,050,904 · +14.5%
• By 2050: 3,256,783 · +22.2%
• By 2075: 3,655,058 · +37.2%
• By 2100: 3,766,594 · +41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 27% White 23% Black 7% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 27% · Canada, Vietnam
• Languages at home: 47% English-only · Spanish 50% Russian/Polish/Slavic 1%

Political lean MEDSL · Riverside

• 2024 margin: Toss-up / Even · D 48.0% · R 49.3% · Other 2.6%
• 2008→2024 swing: -3.6pp toward R · 2008: 2.3pp · 2024: -1.3pp
• All cycles: 2024: R+1.3 2020: D+8.0 2016: D+4.3 2012: R+0.4 2008: D+2.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -102.10%
• Current HPI: 418.4691
• Rent YoY: ▲ 3.66%
• Metro: Riverside-San Bernardino-Ontario, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+43.8% since first listed

3 events — show timeline

• 2026-05-21 Listed $115,000 GPSMLS
• 2024-01-08 Listing Removed — CRMLS
• 2024-01-08 Listed $80,000 CRMLS

Property tax history

-0.6%/yr

Latest (2025): $882 · -0.5% YoY. Source: county tax records.